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Kayak Major Subdivision July 2, 2014 Page 2 Park Dedication Requirements: The Subdivision Code indicates that any subdivision of land is subject to a park dedication fee. The dedication imposed is intended to mitigate public costs to the parks system associated with land development. The fee shall be reasonable and based on the extent of the development. For major subdivisions, the park dedication fee is typically equal to 10% of the market value of the land. To establish the market value, staff uses Ramsey County assessed values as the basis for dedication computation. 2013 is the most recent year that Ramsey County has available for market values. In this case, Ramsey County has the church’s land valued at commercial property prices ($1,803,400), and since the church doesn’t pay property taxes, the county’s value of their property is not a concern. The 2013 Ramsey County determined land market value for 8211 Red Oak Drive is $5.82 per square foot. The average 2013 land value for the 20 single family properties surrounding the church is $2.11 per square foot. Staff recommends that the land value of $2.11 per square foot is used to determine the park dedication fee instead of the county’s much higher value. This amount is more accurate for low density residential land use and it’s comparable to the surrounding neighborhood values. The project area is 91,412 square feet x $2.11/sq. foot = $192,879 land value. The dedication amount then would be 10% of the determined land value which would equal $19,288, or $3,857 per lot. In 2007, Abiding Savior purchased the adjacent home at 8184 Eastwood Road, and completed a major subdivision to add the rear 34,940 square feet of the 8184 parcel to the church’s lot in anticipation of a senior housing development on the east side of their property. The City required Abiding Savior to pay a $3,984 park dedication fee for the square footage that was added to their parcel. The church did not develop this area of land, but it is now part of the Anna Place subdivision. The City Council could consider giving credit for the $3,984 park dedication fee that has already paid. Utilities: All utilities on the site must be installed underground, per Section 1203.10. Water and sanitary sewer connections will be installed during the 2014 street reconstruction project. Traffic: The amount of daily vehicle trips on the proposed road will increase since five additional housing units are proposed, although there is already a lot of traffic from the site since it is a church. On average, single-family homes generate about 10 vehicle trips per day, thus one could expect an additional 50 movements along Ardan Avenue and Eastwood Road as a result of this subdivision. Vegetation: The 7 acre site is primarily building and asphalt parking lot with only a small amount of green space. The amount of green space will increase with the homes versus the parking lot. Staff recommends that after each house has been constructed, at least one tree shall be planted in the front yard. The new tree species must be approved by the City. Wetlands: The National Wetlands Inventory Map and the City’s official Wetland Zoning Map identify no wetlands within the property boundary. The applicant has submitted their application to Rice Creek Watershed District.